HomeMy WebLinkAbout20011305.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Sparboe Horizon Corporation Case Number 3r° AmUSR-655
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services field check form X
4 Field check by Planning Commissioner X
5 Letter to Applicant X
6 Digital photo of County Employees on tour of facility X
7 Legal Notifications (3 pages) X
8 Application (24 pages) X
9 Referral list X
10 CSU Extension referral received 03/26/01 X
11 Colorado Division of Wildlife referral received 03/20/01 X
12 Town of Hudson referral received 03/22/01 X
13 USDA-APHIS Veterinary Service referral received 03/06/01 X
14 Platte Valley Soil Conservation District referral received 03/30/01 X
(2 pages)
15 Weld County Department of Public Health and Environment X
referral received 03/21/01
16 Weld County Department of Public Health and Environment X
referral received 04/04/01 (4 pages)
17 Weld County Department of Public Works referral received X
03/22/01 (6 pages)
18 Weld County Building Inspection referral received 03/12/01 X
19 Weld County Zoning Compliance referral received 02/28/01 X
20 City of Ft. Lupton referral received 03/01/01 X
21 8 1/2 X 11" maps (8 pages) X
22 Certificate of Conveyance and Title Commitment (23 pages) X
23 Surrounding Property Owners (6 pages) X
24 Memo to Division of Water Resources from Julie Chester X
2001-1305 EX IBIT
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3rJ An,USei6SSS
25 Central Colorado Water Conservancy District Letter dated X
02/05/01 (2 pages)
26 Septic permit G19840212 X
27 Well information (9 pages) X
28 Soil Report(7 pages) X
29 Photo of Sign Posting X
30 Fax and letter from H.S. Gathering received 04/16/01 X
30 Items submitted at planning commission
I hereby certify that the 30 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office.
/(Z-L- K2 7/ /?
Julie A. Chester*Lead Planner
WIDc LANDSUMMARY S ON
H ET
COLORADO
Case #: 3rdAmUSR-655 Hearing Date: April 17, 2001
Applicant: Sparboe Horizon Corporation, 35 E. 4"' Street, P.O. Box 961, Litchfield, MN 55355
P.O. Box 429, 6339 WCR 47, Hudson, CO 80642
Representative for the applicant: AgPro Environmental Services, LLC, 4311
Highway 66, Suite 4, Longmont, CO, 80504
Request: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment primarily engaged in performing agricultural, animal
husbandry, or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (an amendment to an egg production facility housing a
maximum of 1,620,000 layers) in the Agricultural Zone District
Legal Description: E2 of Section 35, T2N, R65W of the 6`h P.M., Weld County, Colorado
Location: North of and adjacent to 1-76 Frontage Road, West of and adjacent to WCR 47
Size of Parcel: +/- 310 acres
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld
County Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Extension Office, referral received March 26, 2001
• Colorado Division of Wildlife, referral received March 20, 2001
Town of Hudson, Planning Commission, referral received March 22, 2001
• USDA-APHIS Veterinary Services-Colorado Area, referral received March 6, 2001
• Platte Valley Soil Conservation District, referral received March 30, 2001
• Weld County Department of Public Health and Environment, referral received March 21,
2001 and April 4, 2001
• Weld County Department of Public Works, referral received March 22, 2001
• Weld County Building Inspections, referral received March 12, 2001
• Weld County Zoning Compliance, referral received February 28, 2001
• City of Ft. Lupton, referral received March 1, 2001
EXHIBIT
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Spa'boc,3rd ArUSR-655, Page I
I ` titre,� SPECIAL REVIEW PERMIT
\I ADMINISTRATIVE REVIEW
IRk.
COLORADO
PLANNER: Julie A. Chester HEARING DATE: April 17, 2001
CASE NUMBER: 3r° AmUSR-655
APPLICANT: Sparboe Horizon Corporation, 35 E. 4"' Street, P.O. Box 961, Litchfield, MN 55355
P.O. Box 429, 6339 WCR 47, Hudson, CO 80642
Representative for the applicant: AgPro Environmental Services, LLC, 4311
Highway 66, Suite 4, Longmont, CO, 80504
REQUEST: A Site Specific Development Plan and a Special Review Permit for an Agricultural
Service Establishment primarily engaged in performing agricultural, animal
husbandry, or horticultural services on a fee or contract basis, including Livestock
Confinement Operations (an amendment to an egg production facility housing a
maximum of 1,620,000 layers) in the Agricultural Zone District
LEGAL DESCRIPTION: E2 of Section 35, T2N, R65W of the 6th P.M., Weld County,
Colorado
LOCATION: North of and adjacent to 1-76 Frontage Road, West of and adjacent to WCR 47
SIZE OF PARCEL: 310 +/- acres
PARCEL NUMBER: 1307-35-000003
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS
REQUEST BE APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-
2-260 of the Weld County Code.
2. It is the opinion of the Department of Planning Services's staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code, as follows:
a. Section 23-2-220A.1 -- That the proposal is consistent with Chapter 22 and any
other applicable code provisions and ordinances in effect. A.Goal 1 states,
"Preserve prime farmland for agricultural purposes which foster the economic health
and continuance of agriculture." The U.S.D.A. Soil Conservation Map indicates that
the property is"prime, if irrigated"and "other land". The egg laying facility has been
an approved use on the property since 1984 with a Site Specific Development Plan
and Special Review Permit. A.Policy 1 states, "Agricultural zoning will be
established and maintained to protect and promote the County's agricultural
industry."
b. Section 23-2-220A.2 -- The proposal is consistent with the intent of the (A)
Agricultural Zone District. The property is zoned Agricultural and Section 23-3-
Sparboe,3rd AmUSR-655, Pagc 2
40.B.16 states that Agricultural Service Establishments primarily engaged in
performing agricultural, animal husbandry, or horticultural services on a fee or
contract basis, including livestock confinement operations, are permitted as a Use
by Special Review in the Agricultural Zone District.
c. Section 23-2-220.A.3 --The uses which would be permitted will be compatible with
the existing surrounding land uses. USR-655 was approved by the Board of County
Commissioners on December 19, 1984 for a Site Specific Development Plan and
Special Review Permit for 750,000 laying chickens, with amendments to the permit
on December 30, 1987 and September 20, 1989 for 1,750,000 laying chickens and
other site changes. The Board determined that the use was compatible with
existing, surrounding land uses, at the time those permits were reviewed.
Surrounding land uses include agricultural lands and uses to the north, east, and
west and 1-76 and the Town of Hudson to the south. The closest offsite residential
property is approximately one mile to the east.
Conditions of Approval and Development Standards will ensure that any
incompatibilities will be mitigated. The Conditions of Approval and Development
Standards will ensure the health, safety and welfare of the citizens of Weld County.
d. Section 23-2-220.A.4 --The uses which would be permitted will be compatible with
future development of the surrounding area as permitted by the existing zoning and
with the future development as projected by the comprehensive plan or master
plans of affected municipalities. The proposed expansion is within the three mile
referral area of the Town of Hudson. Weld County does not currently have an
Intergovernmental Agreement with the Town of Hudson and the Town's Planning
Commission returned their referral response that they found no conflicts with their
interests.
e. Section 23-2-220.A.5 -- This proposal does not lie within any Overlay Districts.
f. Section 23-2-220.A.6 — If the use is proposed to be located in the Agricultural Zone
District, the applicant shall demonstrate a diligent effort to conserve prime
agricultural land in the locational decision for the proposed use. The property is not
indicated as having prime soils, as stated previously and the use of a facility has
occurred on the property as a Use by Special Review since 1984.
g. Section 23-2-220.A.7--There is adequate provision for the protection of the health,
safety and welfare of the inhabitants of the neighborhood and the County. The
attached Conditions of Approval and Development Standards ensure the protection
of the health, safety and welfare of the inhabitants of the neighborhood and the
County.
h. Section 23-4-710 --The applicant shall comply with the additional requirements of
the Livestock Feeding Performance Standards.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
Sparboc,3rd AmUSR-655, Page 3
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. The attached Development Standards for the Special Review Permit shall be adopted and
placed on the Special Review Plat prior to recording the plat. The completed plat shall be
delivered to the Department of Planning Services and be ready for recording in the Weld
County Clerk and Recorder's Office within 180 days of approval by the Board of County
Commissioners. (Department of Planning Services)
2. Prior to recording the plat:
A. Provide a map to the Weld County Department of Public Health and Environment
and Department of Planning Services delineating the location of all septic systems
on the property. (Weld County Department of Public Health and Environment)
1) All septic systems located on the property shall have appropriate permits
from the Weld County Department of Public Health & Environment and
comply with the Weld County Code pertaining to septic systems. Any
existing septic system(s)which is not currently permitted through the Weld
County Department of Public Health & Environment will require an I.S.D.S.
Evaluation prior to the issuance of the required septic permit(s). In the
event the system(s) is found to be inadequate, the system(s) must be
brought into compliance with current I.S.D.S. regulations. Evidence of
compliance with the Department of Public Health and Environment,
regarding septic permits, shall be submitted to the Department of Planning
Services. (Weld County Department of Public Health and Environment)
B. Apply for an Underground Injection Control (UIC) Class V Injection Well permit
through the Environmental Protection Agency (EPA), for the septic systems that
serve the truck wash facility and maintenance shop and any other septic system
that serves a floor drain where wastes from the maintenance of vehicles could be
disposed. Or, provide evidence that the applicant is not subject to the EPA Class
V requirements. Evidence of compliance with the Department of Public Health and
Environment, regarding septic permits, shall be submitted to the Department of
Planning Services. (Weld County Department of Public Health and Environment)
C. The facility shall demonstrate compliance with the Confined Animal Feeding
Operations Control (CAFO) Regulations and the additional requirements outlined
below and evidence of such shall be submitted to the Department of Planning
Services. This shall be demonstrated by submitting a comprehensive manure and
waste water management plan for the proposed operation to the Weld County
Department of Public Health and Environment for review and approval. This plan
shall include, but not be limited to the following:
1. Demonstration that all waste water collection, conveyance, and retention
facilities are adequately sized and constructed to handle and retain the
storm water run-off generated from a twenty-five year, twenty-four hour
storm event. This shall be conducted by a Registered Professional
Engineer. (Weld County Department of Public Health and Environment)
Sparboe,3rd AmUSR-655, Page 4
2. Demonstration that any existing or proposed waste water retention structure
has been or will be constructed in accordance with the criteria described in
the CAFO Regulations. The demonstration shall be conducted by a
Registered Professional engineer. (Weld County Department of Public
Health and Environment)
3. A site map demonstrating the layout of the site. This should include the
locations of all barns, structures, feed storage areas, any water courses
through the property, lagoons, etc. (Weld County Department of Public
Health and Environment)
4. Demonstration that the facility has the ability to manage, dispose, and/or
land apply manure and waste water at agronomic rates in accordance with
the CAFO regulations. (Weld County Department of Public Health and
Environment)
5. The method that wastewater, produced from washing the interior of the
barns,will be collected, treated, and/or disposed. Including a description of
all containment features and any specific practices that will be incorporated
to prevent a discharge from the facility. (Weld County Department of Public
Health and Environment)
6. Demonstration that adequate measures are in place to prevent any
discharges except those which are allowed by the CAFO Regulations.
(Weld County Department of Public Health and Environment)
7. Other necessary measures which are required in order to comply with the
CAFO Regulations. (Weld County Department of Public Health and
Environment)
8. A description of the types of records that will be maintained on the facility,
as required by the CAFO Regulations. (Weld County Department of Public
Health and Environment)
D. In accordance with CAFO,the applicant shall submit the facility's manure and waste
water management plan to the Colorado Department of Public Health and
Environment for review and comment. Evidence of approval shall be submitted to
the Department of Planning Services. (Weld County Department of Public Health
and Environment)
E. The applicant shall attempt to address the concerns of the Platte Valley Soil
Conservation District, as stated in the referral response received March 30, 2001.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services.
F. The applicant shall enter into an agreement with any oil and gas mineral
owners or lessees, to address any concerns or submit evidence that
reasonable efforts have been made to address those concerns.
Documentation of such, shall be submitted to the Department of Planning
Services. (Department of Planning Services)
4. The Special Review activity shall not occur nor shall any building or electrical permits be
issued on the property until the Special Review plat is ready to be recorded in the office of
the Weld County Clerk and Recorder. (Department of Planning Services)
Sparboe,3rd AmUSR-655, Page 5
SITE SPECIFIC DEVELOPMENT PLAN
SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Stromo Horizon Corporation, c/o AgPro
3rd AmUSR-655
1. A Site Specific Development Plan and a Special Review Permit for an Agricultural Service
Establishment primarily engaged in performing agricultural, animal husbandry, or
horticultural services on a fee or contract basis, including Livestock Confinement
Operations (an amendment to an egg production facility housing a maximum of 1,620,000
layers) in the Agricultural Zone District, as indicated in the application materials on file in
the Department of Planning Services and subject to the Development Standards stated
hereon. (Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Article VIII Section 23-
8-10 of the Weld County Code. (Department of Planning Services)
3. Fugitive dust shall be controlled on this site. At all times, the facility shall be operated in
accordance with the control measures described in the Management Plan for Nuisance
Control, dated February 19, 2001. (Weld County Department of Public Health and
Environment)
4. All liquid and solid waste shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Weld County Department of
Public Health and Environment)
5. There shall be no permanent disposal of solid wastes, as defined in the Regulations
Pertaining to Solid Waste Disposal Sites and Facilities (6 CCR 1007-2), at this site. (Weld
County Department of Public Health and Environment)
6. The facility shall maintain compliance with Confined Animal Feeding Operations Control
Regulations (5 CCR 1002-19) and, Section 23-4-710 of the Weld County Code, as
amended. (Weld County Department of Public Health and Environment)
7. The facility shall adhere to the maximum permissible noise levels allowed in the Light
Industrial Zone as delineated in Section 25-12-103 C.R.S, as amended. (Weld County
Department of Public Health and Environment)
8. Any required NPDES Permit shall be maintained in compliance with the Water Quality
Control Division of the Colorado Department of Public Health&Environment. (Weld County
Department of Public Health and Environment)
9. The facility shall not discharge run-off or other waste waters to surface or groundwater with
exception to what is allowed by the Confined Animal Feeding Operations Control
Regulations. (Weld County Department of Public Health and Environment)
10. Wastes materials, not specifically addressed by other development standards, shall be
handled, stored, and disposed in a manner that controls fugitive dust, blowing debris, and
other potential nuisance conditions. (Weld County Department of Public Health and
Environment)
Sparboc,3rd AmUSR-653, Page 6
11. The applicant shall remove and handle manure and waste water from the poultry houses
in a manner that will prevent nuisance conditions. In no event shall the facility impact or
degrade waters of the State in violation of the Confined Animal Feeding Operations Control
Regulation (5 CCR 1002-19). (Weld County Department of Public Health and Environment)
12. The facility shall be operated in accordance with the odor control measures described in the
Management Plan for Nuisance Control, dated February 19, 2001. Odors detected off site
shall not equal or exceed the level of fifteen-to-one dilution threshold, as measured
pursuant to Regulation 2 of the Colorado Air Pollution Control Regulations. Additional
controls shall be implemented at the request of the Weld County Department of Public
Health and Environment in the event odor levels detected off site of the facility meet or
exceed the level of fifteen-to-one dilution threshold, or in the judgement of the Weld County
Health Officer, there exists an odor condition requiring abatement. (Weld County
Department of Public Health and Environment)
13. A spillage retention berm shall be required around any fuel container with a volume greater
than 50 gallons. The volume retained by the spillage berm should be greater than the
volume of the largest tank inside the berm. (Weld County Department of Public Health and
Environment)
14. The facility shall be operated in a manner to control flies. The facility shall be operated in
accordance, at all times, with the control measures described in the Management Plan for
Nuisance Control, dated February 19, 2001. Additional fly control measures shall be
implemented at the request of the Weld County Department of Public Health and
Environment in the event that flies (which can be determined to be associated with the
facility) are in such a number to be considered a nuisance condition. The plan shall also
be implemented in the event the Weld County Department of Public Health and
Environment receives a significant number of fly (associated with facility) complaints, and
in the judgement of the Weld County Health Officer, there exists a fly condition requiring
abatement. (Weld County Department of Public Health and Environment)
15. Any septic system located on the property must comply with all provisions of the Weld
County Individual Sewage Disposal System Regulations. (Weld County Department of
Public Health and Environment)
16. There shall be no burning conducted at the site, with exception to burning defined as
"agricultural open burning" as defined by Regulation No. 1 of the Colorado Air Quality
Control Commission Regulations. (Weld County Department of Public Health and
Environment)
17. With exception to emergency conditions, no manure shall be stored, on the property,
outside of the poultry houses. The facility shall maintain evidence that it has the ability to
prevent the stockpiling of manures on the property. The evidence may consist of any
contract(s) or agreement(s)with any property owner, composting firm, or other entity, that
will dispose, treat, process, etc. any manures generated on this facility. (Weld County
Department of Public Health and Environment)
18. The facility shall attempt to assure that any individual, corporation, etc. that removes
manure from the property has the ability to manage the manure to prevent nuisance
conditions and has the ability to comply with any Local, State, or Federal rules. The facility
Sparboe,3rd AmUSR-655, Page 7
shall provide an accurate analysis of the nutrient content of any manure produced on the
property to any individual, corporation, etc. that removes the manure from the site. (Weld
County Department of Public Health and Environment)
19. The facility shall contract with a commercial waste hauler to dispose non-agricultural wastes
and dead chickens. (Weld County Department of Public Health and Environment)
20. The new road and parking areas in the expansion shall be graded and drained to provide
an all-weather access to the expansion. (Department of Public Works)
21. The hours of operation are up to 24 hours per day, 365 days per year. Equipment
operations,trucks,farming activities and maintenance activities other than emergencies will
occur primarily during daylight hours. (Department of Planning Services)
22. All construction on the property shall be in accordance with the requirements of Chapter 19
of the Weld County Code. (Weld County Building Inspections)
23. The property owner or operator shall be responsible for complying with the Design
Standards of Section 23-2-240 of the Weld County Code. (Department of Planning
Services)
24. The property owner or operator shall be responsible for complying with the Operation
Standards of Section 23-2-250 of the Weld County Code. (Department of Planning
Services)
25. Personnel from the Weld County Departments of Public Health and Environment and
Planning Services shall be granted access onto the property at any reasonable time in
order to ensure the activities carried out on the property comply with the Development
Standards stated herein and all applicable Weld County Regulations.
26. The Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from
the plans or Development Standards as shown or stated shall require the approval of an
amendment of the Permit by the Weld County Board of County Commissioners before such
changes from the plans or Development Standards are permitted. Any other changes shall
be filed in the office of the Department of Planning Services.
27. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards
may be reason for revocation of the Permit by the Board of County Commissioners.
Sparboc,3rd AmUSR-655, Page 8
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
' FAX (970) 304-6498
111 D1555 N.
17TH AVENUE
GREELEY, COLORADO 80631
COLORADO
February 26, 2001
AgPro Environmental Services, LLC
Attn: Sharyn Frazer
4311 Hwy 66, Ste 4
Longmont, CO 80504
Subject: 3`° AmUSR-655- Request for a Site Specific Development Plan and Special Review Permit for an
Agricultural Service Establishment primarily engaged in performing agricultural, animal husbandry, or
horticultural services on a fee or contract basis, including: Livestock Confinement Operations (an
amendment to an egg productions facility housing a maximum of 1,620,000 layers)in the Agricultural Zone
District on a parcel of land described as E2 of Section 35,Township 2 North, Range 65 West of the 6th P.M.,
Weld County, Colorado.
Dear Ms. Frazer:
Your application and related materials for the request described above are being processed. I have scheduled a
meeting with the Weld County Planning Commission for April 17, 2001, at 1:30 p.m. This meeting will take place in
Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. It is recommended that you
and/or a representative be in attendance to answer any questions the Planning Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore, our office has
forwarded a copy of the submitted materials to the Hudson Planning Commission for their review and comments.
Please call the Town of Hudson at 303-536-9311 for further details regarding the date, time, and place of this meeting.
It is recommended that you and/or a representative be in attendance at the Hudson Planning Commission meeting to
answer any questions the Commission members may have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to
the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing
time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign
will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway
(access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four (24) hours before the scheduled hearing.
It is the responsibility of the applicant to call the Department of Planning Services' office before the Planning
Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully, C
liZtl 'C/ _ /(1-6612 EXHIBIT
Julie Chester
Planner S
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EXHIBIT
FIELD CHECK
CASE NUMBER: 3r°AmUSR-655 DATE OF INSPECTION: a/&/oi
APPLICANT'S NAME: Sparboe Horizon Corporation
PLANNER: Julie Chester
REQUEST: Site Specific Development Plan and Special Review Permit for an Agricultural Service
Establishment primarily engaged in performing agricultural, animal husbandry, or horticultural
services on a fee or contract basis, including: Livestock Confinement Operations (an
amendment to an egg productions facility housing a maximum of 1,620,000 layers) in the
Agricultural Zone District.
LEGAL DESCRIPTION: E2 of Section 35,Township 2 North, Range 65 West of the 6th P.M.,Weld County,
Colorado.
LOCATION: North of and adjacent to I-76 Frontage Road, west of and adjacent to WCR 47.
LAND USE: n
N 9
E J
S j r 7 t
W �q
ZONING: N A (Agricultural)
E A (Agricultural)
S A (Agricultural)
W A (Agricultural)
COMMENTS:
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P.C. Member P'
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EXHIBIT
FIELD CHECK inspection date: April 5, 2001
CASE NUMBER: 3"[ Am(?SP. 655
APPLICANT: Sparboe I Iorizon Corporation, c/o AgPro Hnvironmental
LEGAL DESCRIPTION: The E2 of Section 35, T2N, R65\Xt of the 6r" P.M., Weld
County, Colorado
LOCATION: North of and adjacent to Weld County Road 1-76 Frontage Road,
west of and adjacent to WCR 47
Zoning Land Use
N A (Agricultural) N Agricultural uses
E A (Agricultural) E Agricultural uses, center pivot, closest residence
is approximately one mile to east
S A (Agricultural) S 1-76, Town of Hudson
W A (Agricultural) W Agricultural uses, rural location
COMMENTS:
• On Site: I]xisting facility with twelve buildings which house the laying chickens. There is
an office building, which also accommodate the egg processing and shipping areas. There is
an existing modular home for the manager with a garage. The property is in good condition
and the facility is located in a good area for the use. The closest offsite residence is
approximately one mile to the cast. There are no violations occurring on the property.
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EXHIBIT
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